HomeMy WebLinkAboutTB Packet 2025-09-29MEETING OF THE ITHACA TOWN BOARD
September 29, 2025, at 4:30 p.m. @ Town Hall, 215 N. Tioga St.
AGENDA
Links: YouTubeLiveMeetings ZOOM
1. City Representatives - Emergency Manager Position
2. Tompkins County Environmental Management Council - Unique Natural Areas
3. Ithaca Energy Code Supplement (IECS) Overview of Updates
4. Consider setting public hearings, subject to Permissive Referendum, regarding:
a. Approval of real property exchange – Saponi Meadows
b. Approval of Holmes’ Purchase of Development Rights
5. Consider award of the Babcock Ridge Trail at Culver Preserve contract
6. Consider authorization for a Request for Qualifications for State Environmental
Quality Review Services associated with the South Hill TND
7. Consider approval of a Memorandum of Understanding with Local Power, LLC
associated with Community Choice Aggregation
8. Consider approval of Elected Officials Salaries for 2026
9. Committee Reports
a. Budget
• Presentation of Tentative Town of Ithaca Budget 2026
b. COC
c. Personnel and Organization
d. Planning
e. Public Works
f. Other Committees
10. Consent Agenda
a. Approval of Town Board Minutes
b. Approval of Town of Ithaca Abstract
c. Approval of contract – Outside Engineering Services
d. Approval of revised Town of Ithaca Fee Schedule
e. Approval of increased cost – Remediation Plan, Calkins Rd
f. Approval of appointment of Town of Ithaca Representative to the JYC –
Kayln Deans
g. Approval of temporary appointment – Town Engineer - Justin McNeal
h. Approval of permanent appointment – GIS Analyst - Villanueva
11. Reports of Town Officials
1 | P a g e
M E M O R A N D U M
Date: 23 September 2025
To: Ithaca Town Board
From: Collaborative Emergency Manager Program Team
RE: Collaborative Emergency Manager Program
EXECUTIVE SUMMARY
This memo provides updates on the Collaborative Emergency Manager Program proposal and grant
application submitted on behalf of the City and Town of Ithaca, as well as next steps and requests of the
Town Board and Common Council.
PROJECT HISTORY & BACKGROUND
In early 2025, the City of Ithaca Fire Department, Office of the City Manager, and the Sustainability
office began collaborating on a proposed Emergency Manager shared service to provide resilience
measures to the City and Town of Ithaca. After thorough conversations with community partners and
internal departments, several under-mitigated risks were identified, many of which are caused or
significantly exacerbated by climate change. The Emergency Manager Program team thus decided to
approach emergency management work through a climate change lens and apply for grant funding
through the Park Foundation’s Sustainable Ithaca program. Given that the City and Town face many
identical climate risks, already share municipal services, and share similar Green New Deal goals, staff
were excited to collaborate with the Town of Ithaca on this important grant application.
A Few FAQ:
What is an Emergency Manager?
Emergency Managers are trained professionals responsible for planning, coordinating, asset recovery,
and critical communication before, during, and after an emergency event.
Why is an Emergency Manager Needed?
Our city faces increasing risks from extreme weather events, public health crises, and other emergencies
that will require more coordinated response and planning in the coming years. The Police Chief, Fire
Chief, and Tompkins County Department of Emergency Response (DoER) have all identified this position
as filling a vital need in our community.
Are There Specific Risks the Emergency Manager Will Focus On?
Yes, but they are not exhaustive. Risks identified by municipal staff are detailed below.
Flooding – Evacuation
Flooding - Recovery
Flooding – Continuity of Emergency Services
Urban Fire – Emergency Shelter & Evacuation
Sustained Power Outage – Continuity of Services
Sustained Power Outage – Water and Power Supply
CITY OF ITHACA
108 E. Green St. — Third Floor Ithaca, NY 14850-5690
DEPARTMENT OF PLANNING AND DEVELOPMENT
Rebecca Evans, Director of Sustainability
Planning & Development – 607-274-6550
E-Mail: revans@cityofithaca.org
2 | P a g e
Anticipated Deliverables
Risk Assessments
The Emergency Manager will be expected to produce a report that catalogues the risk and severity of
emergency situations of various types within the City and Town Ithaca. Many of the risks we expect to
be weather-related, however, the City also anticipates unnatural disaster risk to be present, particularly
those related to the electric grid, community violence, or utility failure.
Assessment of Existing Plans and Protocols
The Emergency Manager will work closely with City and Town department heads to compile all existing
emergency response plans and protocols, including those covering continuity of essential services. This
will include a gap analysis and assessment of effectiveness and continuity.
Plan and Protocol Recommendations
Based on the assessment of existing protocols and perceived risks, the Emergency Manager will be
responsible for recommending any changes, reductions, or augmentations to protocols to ensure service
gaps are filled and the municipalities are well-prepared for disasters. This may also include
recommendations for funding for any new plans or programming.
Civilian Training & Education
The position will be responsible for facilitating and/or recommending civilian training and education,
including exploring the potential and possibility for a county-wide train-the-trainer emergency
preparedness program.
CURRENT GRANT APPLICATION STATUS
The City of Ithaca received a grant agreement from the Park Foundation on 23 September. The
conditions reflect those of a “challenge grant”, which requires a 50% local match to release the
granted funds.
Park Foundation has offered a one-year $50,000 grant to support hiring an Emergency Manager
to support City and Town activities. Since this has a 50-50 match requirement, the
municipalities are required to produce $50,000 in funds to support the Emergency Manager
Program in order to unlock the Park Foundation grant.
BUDGET IMPLICATIONS
The City of Ithaca is requesting $16,667.00 in support of the Emergency Manager Program from
the Town of Ithaca in FY 2026. City staff will be submitting an over target request of $48,333 for
FY 2026. This distribution approximates the population served between the City and Town of
Ithaca.
The funding provided by the Park Foundation and matched by the municipalities will cover
Emergency Manager expenses for FY26 only. The Program team is eager to continue applying
for funding through other sources throughout 2026 and plans to request full salary support
from the City of Ithaca in FY27.
Chief Rob Covert, Fire Chief, City of Ithaca and Rebecca Evans, Director of Sustainability will be
present at the 29 September meeting of the Town Board to answer any questions. In the
meantime, please don’t hesitate to reach out via email.
From: Hilary Swartwood, Sustainability Planner
To: Town Board Members
Date: September 29, 2025
Subject: Update on the Ithaca Energy Code Supplement
EXECUTIVE SUMMARY
The Town of Ithaca is issuing this memorandum to provide community members and stakeholders an update
on proposed amendments to the pioneering sister Ithaca Energy Code Supplements (City of Ithaca IECS |
Town of Ithaca IECS).
Passed in 2021, The Ithaca Energy Code Supplement (IECS) contained requirements for new construction
and major renovations that substantially reduced greenhouse gas emissions, while emphasizing
electrification and affordability. Implementation was intentionally passed in increments, with each phase
increasing the reductions in emissions. This method provided code officers, developers, residents,
institutions, and other organizations time to adjust and prepare before moving to the next phase.
Starting in late- 2023, a designated working group was tasked with reviewing key provisions of the existing
code as well as evaluating requests submitted by external stakeholders. At the same time, New York State
was also preparing to release an updated State Fire Prevention and Building Code and State Energy
Conservation Construction Code.
THE WORKING GROUP
The working group included representatives from both the City and Town of Ithaca, supported by external
consultation from Lou Vogel, Partner at Taitem Engineering, DPC. Municipal representatives included the
Town Supervisor, Town Director of Planning, Town Sustainability Planner and City Director of Sustainability,
and Town Director of Code Enforcement C Zoning and City Director of Code Enforcement.
PROCESS
The working group engaged with internal and external subject-matter experts to ensure data-driven decision-
making and a comprehensive understanding of anticipated changes to the New York State energy code.
Informal technical assistance was also provided by the Pacific Northwest National Laboratory and
NYSERDA.
Throughout the review, the group closely monitored the activities of the New York State Code Council to
ensure both legal compliance and fidelity to the intent of the Ithaca Energy Code Supplement. Priority was
placed on amendments that would support the Community Choice Aggregation program (Tompkins Green
Energy Network (T-GEN)) and its Distributed Energy Resources program—initiatives designed to accelerate
affordable community-wide decarbonization in line with the City and the Town of Ithaca sister Green New
Deals.
In July 2025, the Code Council formally adopted the 2024 State Fire Prevention and Building Code (the
“Uniform Code”) and the State Energy Conservation Construction Code (the “Energy Code”). These updates,
informed in part by the Ithaca Energy Code Supplement and the 2024 International Code Council standards,
advance New York’s progress toward the decarbonization and equity goals set forth in the Climate
Leadership and Community Protection Act. The City and the Town take pride in contributing to a code that
has ushered the entire state toward a cleaner and healthier future for all New Yorkers.
THE NEW CODE
The City and the Town of Ithaca anticipate adopting the New York State Uniform Code and Energy Code in
2026, together with two appendices. Under the new requirements:
Net-zero construction will be mandatory for all new buildings and qualifying renovations.
With some exceptions, commercial buildings are required to provide a minimum amount of
renewable energy.
Fossil fuels may not be used for heating or cooling, including in district heating systems.
Will provide 19.5% site energy savings for commercial buildings, and 17.0% site energy savings for
residential buildings.*
The expected Incremental Construction Cost to implement these changes is $-0.01/SF for
commercial, and $2.33/SF for residential buildings.*
Adoption of the two Net-Zero Appendices, for Commercial and Residential buildings, will require
offsetting of the entire annual energy usage of the building with Renewable Energy.
Developers of exempt buildings (2026–2028) will be required to demonstrate how their projects will
offset associated greenhouse gas emissions to be net-zero in emissions.
The working group found that the NYS Energy Conservation Construction Code (ECCCNYS) with the Net-
Zero appendices would uphold the original intent of the 2026 Ithaca Energy Code Supplement of net- zero
emissions and no fossil fuels for new construction in commercial and residential buildings.
*2024 NYS ECC Energy Analysis Summary
REQUESTS FOR EXCEPTION
With the adoption of the New York State Uniform and Energy Codes, any and all requests for variances or
exceptions should be made through the Department of State.
TENTATIVE TIMELINE FOR APPROVAL
September 2G: Town Board Meeting, provide preliminary draft IECS
October 6: Town Board Meeting- set public hearing for 11/10/2025
October 10: Send ECS to County for GML (Tentative)
October 14: Send ECS to Town Planner for SEQRA
October 27: Town Board Meeting
October 2G: Town delivers final ECS Materials to Clerks
November 10: Town Board holds Public Hearing for ECS and considers comments and adoption of final ECS.
November 12: Submit ECS to NYS
November 24: Town Board Meeting: Back up ECS approval meeting
December 5: NYS Code Council Meeting: Approval of ECS
Hillary Swartwood
Sustainability Planner
Item 4a
MEETING OF THE ITHACA TOWN BOARD
September 29, 2025
TB Resolution 2025 - : Setting a public hearing regarding the Release of the Existing
Saponi Park Parcel to Eddy Hill Inc. and Acceptance of Substitute Parkland from Eddy
Hill Inc. for the new Saponi Park (Permissive Referendum)
Resolved, that the Town Board will hold a public hearing at their meeting on Monday, October
27, 2025, which begins at 5:30 p.m.at Town Hall, 215 N. Tioga Street, and broadcast via Zoom,
regarding the project as described below. This action is subject to a permissive referendum. At
which time, all persons wishing to address the Board in favor or opposed to the proposed release
of the existing Saponi Park parcel and the acceptance of substitute parkland pursuant to Section
64 (2) of Town Law, for such project shall be heard.
The proposed project involves the release of the Town’s existing Saponi Park (Tax Parcel No.
33.-3-1.3) located on Seven Mile Drive and the acceptance of substitute parkland approximately
1,100 feet to the north, currently owned by Eddy Hill Inc.
Moved: Seconded:
Vote:
Item 04b
MEETING OF THE ITHACA TOWN BOARD
September 29, 2025
TB Resolution 2025 - : Setting a public hearing regarding Holmes (Hayts, Sheffield and
Bundy Roads) Purchase of Development Rights (Permissive Referendum)
Resolved, that the Town Board will hold a public hearing at their meeting on Monday, October
27, 2025, which begins at 5:30 p.m.at Town Hall, 215 N. Tioga Street, and broadcast via Zoom,
regarding the project as described below, pursuant to the Town of Ithaca Agricultural Land
Preservation Program. This action is subject to a permissive referendum. At which time, all
persons wishing to address the Board in favor or opposed to the proposed acquisition of an
interest or right in real property to preserve open space pursuant to Section 247 of the General
Municipal Law, including the purchase of a contractual right necessary to achieve the purposes
of such provisions, for such project shall be heard.
Application for purchase of development rights (Holmes) submitted for acquisition of a
conservation easement to be held by the Town of Ithaca, with respect to an approximately 84-
acre parcel of property, Tax Parcel No. 24.-5-1.6, in the Town of Ithaca, located on Hayts Road,
Sheffield Road, and Bundy Road in Tompkins County, New York. The Town’s cost is estimated
not to exceed $260,000.
Moved: Seconded:
Vote:
MEETING OF THE ITHACA TOWN BOARD
September 29, 2025
TB Resolution 2025 - : Setting a public hearing regarding Holmes (Hayts, Sheffield and
Bundy Roads) Purchase of Development Rights (Permissive Referendum)
Resolved, that the Town Board will hold a public hearing at their meeting on Monday, October
27, 2025, which begins at 5:30 p.m.at Town Hall, 215 N. Tioga Street, and broadcast via Zoom,
regarding the project as described below, pursuant to the Town of Ithaca Agricultural Land
Preservation Program. This action is subject to a permissive referendum. At which time, all
persons wishing to address the Board in favor or opposed to the proposed acquisition of an
interest or right in real property to preserve open space pursuant to Section 247 of the General
Municipal Law, including the purchase of a contractual right necessary to achieve the purposes
of such provisions, for such project shall be heard.
Application for purchase of development rights (Holmes) submitted for acquisition of a
conservation easement to be held by the Town of Ithaca, with respect to an approximately 84-
acre parcel of property, Tax Parcel No. 24.-5-1.6, in the Town of Ithaca, located on Hayts Road,
Sheffield Road, and Bundy Road in Tompkins County, New York. The Town’s cost is estimated
not to exceed $260,000.
Moved: Seconded:
Vote:
R/W
BUNDY ROAD A.K.A. COUNTY ROUTE 138
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2022-14051
TMN 24-5-1.3
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2025-00712
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N.Y.S.E.G POLE LINE EASEMENT - SEE 241/136
MIL. LOT 48
MIL. LOT 49
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I hereby certify to
that I am a licensed land surveyor, New York State License
No.051180, and that this map correctly delineates an
actual survey on the ground made by me or under my direct
and that I found no visible encroachments either
way across property lines except as shown hereon.
SIGNED: DATED:
CERTIFICATION
WARNING
ALTERATION OF THIS MAP NOT
CONFORMING TO SECTION 7209,
SUBDIVISION 2, NEW YORK STATE
EDUCATION LAW, ARE PROHIBITED
BY LAW. ALL CERTIFICATIONS
HEREON ARE VALID FOR THIS MAP
AND COPIES THEREOF ONLY IF SAID
MAP OR COPIES BEAR THE IMPRESSION
SEAL OF THE LICENSED LAND SURVEYOR
WHOSE SIGNATURE APPEARS HEREON.
DATE:
TITLE:
1"=120'
SCALE:
REVISED
6/3/2025
S25434
TOWN OF ITHACA, TOMPKINS COUNTY, NEW YORK
THE JULIA HOLMES TRUST
SURVEY MAP
SHOWING PROPOSED CONSERVATION EASEMENT ON LANDS OF
LOCATED ON
BUNDY ROAD, SHEFFIELD ROAD & HAYTS ROAD
THE JULIA HOLMES TRUST
TOWN OF ITHACA
"DEED TO CENTERLINE OF
ROAD, EXCEPT & RESERVE ALL
EXISTING PUBLIC ROAD &
UTILITY RIGHT OF WAYS"
PE
R
G
N
S
S
O
B
S
E
R
V
A
T
I
O
N
LEGEND
-COMPUTED POINT
-IRON PIPE FOUND
-PIN SET WITH CAP
-UTILITY POLE
-FENCE & HEDGE
* -PROPOSED NEW CONSERVATION ZONE LINE
-TELEPHONE PEDESTAL
-IRON PIN FOUND
-STAND PIPE
TITLE INFORMATION
JULIA P. HOLMES, AS TRUSTEE
OF THE JULIA HOLMES TRUST
DATED JUNE 27, 2000
INSTRUMENT NO. 2022-11388
TAX MAP NO. 24-5-1.6
TOTAL AREA= 86.85 ACRES GROSS TO RD Cs
TOTAL AREA= 84.35 ACRES NET TO RD. R/W
REFERENCE MAPS:
1) "LANDS OF NEW YORK ARTIFICIAL BREEDERS CO-OPERATIVE, INC...." DATED
NOVEMBER 19, 2021 BY MICHAEL J. REAGAN, L.S. AND FILED IN THE T.C.C.O.
AS INSTRUMENT NO. 2022-10016
2) "SUBDIVISION MAP LANDS OF NEW YORK ARTIFICIAL BREEDERS CO-OPERATIVE,
INC...." DATED FEBRUARY 11, 2022 BY MICHAEL J. REAGAN, L.S. AND FILED IN
THE TC.C.O. AS INSTRUMENT NO. 2022-03382
3) "SUBDIVISION MAP SHOWING PROPOSED SUBDIVISION BY ROBERT AINSLIE &
JUDY SINGER..." DATED APRIL 1, 2000 BY T.G. MILLER, P.C. AND FILED IN
THE T.C.C.O. AS INSTRUMENT NO. 286775-001
4) "SURVEY MAP SHOWING PORTION OF LANDS OF LEACH & CEDRONE..." DATED
DECEMBER 23, 1996 BY T.G. MILLER, P.C.
NOTES:
1)CONSERVATION EASEMENT AREAS "FARMSTEAD AREA" &
"FARM AREA" REPRESENT CONSERVATION EASEMENT ZONES
ONLY. THIS SURVEY MAP NOT INTENDED TO BE USED TO
SUBDIVIDE OR CREATE NEW TAX PARCELS.
2) THIS SURVEY MAP PREPARED WITHOUT BENEFIT OF AN
ABSTRACT OF TITLE PROVIDED, SUBJECT TO ANY STATE OF
FACT THAT AN UPDATED ABSTRACT OF TITLE MAY SHOW.
T.G. MILLER, P.C.
ENGINEERS AND SURVEYORS
605 WEST STATE STREET, SUITE A
ITHACA, NEW YORK 14850
WWW.TGMILLERPC.COM
607-272-6477
L
6/3/2025
Item 05
MEETING OF THE ITHACA TOWN BOARD
September 29, 2025
TB Resolution 2025 - : Authorization to Award Contract for the Babcock Ridge Trail at
Culver Preserve
Whereas, the Town of Ithaca applied for, and pursuant to Town Board Resolution 2023-052
accepted a grant for financial assistance in the amount of $211,275, from the New York State
Office of Parks, Recreation and Historic Preservation (OPRHP) under the Environmental
Protection Fund Grant Program for Parks, Preservation and Heritage for the purpose of funding
the development of the Babcock Ridge Trail at Culver Road Preserve, which was based on an
estimated total Project cost of $281,700, and
Whereas, prior to the funding application, and pursuant to the New York State Environmental
Quality Review Act (“SEQRA”) and its implementing regulations at NYCRR Part 617, and
Town of Ithaca Code, Chapter 148 – Environmental Quality Review, for which the Town of
Ithaca Town Board, acting as lead agency in an environmental review, made a negative
determination of environmental significance via Town Board Resolution 2021-096, and
Whereas, the design phase of the project has been completed at a cost of $66,675 for which the
Town will be reimbursed 75% or $50,006 from the State grant, and
Whereas, on September 10, 2025, the Director of Engineering (Director) received and reviewed
bids and qualifications for the Project (consisting of a Base Bid, Bid Alternate 1, and Bid Alternate
2), and has determined the lowest responsive bid is in the amount of $323,073.00 (Base Bid and
Bid Alternate 2) to be constructed by Byler Excavating, LLC; 745 Martin Hill Rd, Harpursville,
NY 13787, and
Whereas, based on the updated construction costs, the Director is recommending a contingency of
approximately ten percent in the amount of $32,500.00 for a total construction cost of $355,573.00,
which would bring the total project cost to $422,248, and
Whereas, the Town’s share of the design and construction costs will be increased from an estimated
$70,425 to $140,548; now therefore be it
Resolved, that the Town Board hereby authorizes the award of the contract for the Babcock
Ridge Trail at Culver Preserve to Byler Excavating, LLC; and that the Town Supervisor is
authorized to execute such contract subject to approval of the final contract documents by the
Director and review by the Attorney for the Town; and be it further
Resolved, that the Town Engineer is authorized to approve change orders to such contract upon
receipt of appropriate justification provided the maximum amount of such change orders shall not
in the aggregate exceed $32,500.00 without prior authorization of this Board, and provided further
that the total contracted construction cost does not exceed the maximum authorized amount of
$355,573 for the project, and be it further
Resolved, that the Town Finance Officer is authorized to transfer the additional share of local funds
out of General Fund - Fund Balance, in an amount not to exceed $140,548, as needed to complete the
project.
Moved: Seconded:
Vote:
Bids Opened: September 10, 2025 1:00 P.M. EST
ITEM # ITEM DESCRIPTIONS UNIT AMOUNT UNIT PRICE ITEM
PRICES UNIT PRICE ITEM
PRICES UNIT PRICE ITEM PRICES UNIT PRICE ITEM
PRICES UNIT PRICE ITEM PRICES UNIT PRICE ITEM
PRICES UNIT PRICE ITEM PRICES
1 BASE BID LS 1 $181,100.00 $181,100.00 $125,000.00 $125,000.00 $119,601.00 $119,601.00 $159,689.00 $159,689.00 $262,289.26 $262,289.26 $112,940.00 $112,940.00 $93,925.00 $93,925.00
2 STONE MULCH TRAIL LF 1445 $150.00 $216,750.00 $70.00 $101,150.00 $21.00 $30,345.00 $23.00 $33,235.00 $21.64 $31,269.80 $40.74 $58,869.30 $75.00 $108,375.00
3 UNSUITABLE MATERIAL (AOBE)CY 15 $50.00 $750.00 $90.00 $1,350.00 $35.00 $525.00 $70.00 $1,050.00 $242.48 $3,637.20 $84.00 $1,260.00 $200.00 $3,000.00
4 ENGINEERED FILL (AOBE)CY 15 $60.00 $900.00 $100.00 $1,500.00 $60.00 $900.00 $100.00 $1,500.00 $85.73 $1,285.95 $84.00 $1,260.00 $400.00 $6,000.00
5 TREE REMOVAL (6"-38" EA 19 $500.00 $9,500.00 $1,575.00 $29,925.00 $700.00 $13,300.00 $1,500.00 $28,500.00 $1,701.17 $32,322.23 $458.95 $8,720.05 $500.00 $9,500.00
A1-1 ALTERNATE 1 LS 1 $77,350.00 $77,350.00 $50,000.00 $50,000.00 $36,267.00 $36,267.00 $108,000.00 $108,000.00 $146,254.30 $146,254.30 $66,370.00 $66,370.00 $81,900.00 $81,900.00
A1-2 WOOD CHIP TRAIL LF 1260 $100.00 $126,000.00 $70.00 $88,200.00 $12.00 $15,120.00 $23.00 $28,980.00 $30.98 $39,034.80 $14.97 $18,862.20 $5.00 $6,300.00
A1-3 UNSUITABLE MATERIAL (AOBE)CY 15 $50.00 $750.00 $90.00 $1,350.00 $35.00 $525.00 $70.00 $1,050.00 $242.48 $3,637.20 $84.00 $1,260.00 $200.00 $3,000.00
A1-4 ENGINEERED FILL (AOBE)CY 15 $60.00 $900.00 $100.00 $1,500.00 $60.00 $900.00 $100.00 $1,500.00 $85.73 $1,285.95 $84.00 $1,260.00 $400.00 $6,000.00
A1-5 TREE REMOVAL (6"-38" EA 18 $500.00 $9,000.00 $1,500.00 $27,000.00 $700.00 $12,600.00 $1,500.00 $27,000.00 $1,714.03 $30,852.54 $473.33 $8,519.94 $500.00 $9,000.00
A2-1 ALTERNATE 2 LS 1 $211,350.00 $211,350.00 $150,000.00 $150,000.00 $129,667.00 $129,667.00 $177,000.00 $177,000.00 $329,650.01 $329,650.01 $127,725.60 $127,725.60 $50,050.00 $50,050.00
A2-2 STONE MULCH TRAIL LF 770 $150.00 $115,500.00 $70.00 $53,900.00 $21.00 $16,170.00 $23.00 $17,710.00 $33.07 $25,463.90 $40.74 $31,369.80 $75.00 $57,750.00
A2-3 WOOD CHIP TRAIL LF 520 $100.00 $52,000.00 $70.00 $36,400.00 $12.00 $6,240.00 $23.00 $11,960.00 $65.53 $34,075.60 $14.97 $7,784.40 $5.00 $2,600.00
A2-4 UNSUITABLE MATERIAL (AOBE)CY 15 $50.00 $750.00 $90.00 $1,350.00 $35.00 $525.00 $70.00 $1,050.00 $242.48 $3,637.20 $84.00 $1,260.00 $200.00 $3,000.00
A2-5 ENGINEERED FILL (AOBE)CY 15 $60.00 $900.00 $100.00 $1,500.00 $60.00 $900.00 $100.00 $1,500.00 $85.73 $1,285.95 $84.00 $1,260.00 $400.00 $6,000.00
A2-6 TREE REMOVAL (6"-38" EA 7 $500.00 $3,500.00 $2,000.00 $14,000.00 $700.00 $4,900.00 $1,000.00 $7,000.00 $2,098.00 $14,686.00 $384.29 $2,690.03 $500.00 $3,500.00
Babcock Ridge Trail at Culver Road F.P. Kane Construction Inc. Procon Contracting, LLC
BASE BID TOTAL =$409,000.00
BID ALTERNATE #1 TOTAL =$214,000.00
BID ALTERNATE #2 TOTAL =$384,000.00
$258,925.00
$168,050.00
$257,150.00
Byler Excavating, LLC Hurd Development LLC Mohawk Valley Materials Inc. Elevated Consulting, LLC
$216,220.00 $408,798.66 $172,089.83
$164,671.00
$65,412.00
$158,402.00
Farney Tree & Excavation, LLC
BID ALTERNATE #1
BID ALTERNATE #2
BASE BID
$223,974.00 $330,804.44 $183,049.35 $220,800.00
$166,530.00 $221,064.79 $96,272.14 $106,200.00
$122,900.00
Item 6
MEETING OF THE ITHACA TOWN BOARD
September 29, 2025
TB Resolution 2025 - XX: Authorization to issue a Request for Qualifications for
State Environmental Quality Review services for the South Hill Traditional
Neighborhood Development
Whereas the Planning Department has identified a need to continue to have Consultant(s)
provide professional services associated with adoption of the South Hill Traditional
Neighborhood Development (TND) Regulating Plan, now, therefore be it
Resolved that the Town Board authorizes issuance of a Request for Qualifications for
professional services for the South Hill TND environmental review process.
Moved: Seconded:
Vote:
To: Town Board members
From: C.J. Randall, Director of Planning
Date: September 24, 2025
Subject: South Hill Traditional Neighborhood Development: SEQRA services for Regulating Plan adoption
Summary
The South Hill Traditional Neighborhood Development (TND) area occupies ±167 acres about two miles south of
downtown Ithaca. The area is bordered by the Ithaca College campus and natural lands, Buttermilk Falls State Park,
and Namgyal Monastery. Most of the land in the South Hill TND area is undeveloped. Developed portions include
two small eateries, a furniture store, a hotel, a gas station with a convenience store, single family houses on large
frontage lots, two small apartment complexes, several three - and four-unit income qualified housing units, and a
Montessori school.
As part of adopting the proposed Regulating Plan for the South Hill TND area, the Town must undertake the State
Environmental Quality Review Act (SEQRA), a process to systematically consider environmental factors early in a
project’s planning stages. The Town intends to procure professional services to work with the Planning Board and
Planning Department to conduct the SEQRA review and complete a Generic Environmental Impact Statement.
Background
The Town of Ithaca, in partnership with Form Ithaca, began development of a form-based zoning code for the area
that includes the South Hill TND in 2013. (A form-based code is defined as a land development regulation that
fosters predictable built results and a high-quality public realm by using physical form (rather than separation of
uses) as the organizing principle for the code.) This included engaging the South Hill community to participate in
two series of design charrettes – open, collaborative discussions and brainstorming sessions – in 2016 and again in
2021, respectively. Neighbors, local planners, area officials, and nationally recognized designers and development
experts provided input to guide the current late concept plan envisioning a compact, walkable, inclusive, and
sustainable neighborhood. This ultimately resulted in the adoption of the Town’s New Neighborhood Code
(https://townithacany.gov/new-neighborhood-code) by this Board in 2020 and the creation of a concept plan for
the South Hill TND area in 2020 and 2021.
The Town’s Planning Committee discussed advancement of the late concept plan and potential rezoning on
September 23, 2021; October 21, 2021; May 18, 2023; June 15, 2023; August 21, 2025; and September 18, 2025, at
which time the committee recommended that the Town Board consider issuance of the attached draft Request for
Qualifications.
Further information
The Town’s dedicated project website includes videos of the 2021 design charrettes:
https://townithacany.gov/south-hill-tnd. This is an abridged summary of an initiative spanning more than a decade;
please contact me with any questions or concerns at cjrandall@townithacany.gov or 607-882-2474.
# # #
REQUEST FOR QUALIFICATIONS (RFQ)
FOR
PROFESSIONAL SERVICES
SOUTH HILL TRADITIONAL NEIGHBORHOOD DEVELOPMENT
STATE ENVIRONMENTAL QUALITY REVIEW (SEQRA)
FOR THE
TOWN OF ITHACA
PLANNING DEPARTMENT
LOCATED AT
TOWN OF ITHACA
215 N TIOGA ST, ITHACA, NY 14850
TOMPKINS COUNTY
ISSUED: 9/30/2025
DEADLINE: 11/10/25
PREPARED BY:
TOWN OF ITHACA
PLANNING DEPARTMENT
215 N Tioga Street
Ithaca, NY 14850
REQUEST FOR QUALIFICATIONS
SOUTH HILL TRADITIONAL NEIGHBORHOOD DEVELOPMENT
STATE ENVIRONMENTAL QUALITY REVIEW (SEQRA)
Contents
INTRODUCTION ......................................................................................................................................... 6
LOCATION AND DESCRIPTION OF PROPERTIES ......................................................................................... 7
PROCESS OVERVIEW ................................................................................................................................. 8
ANTICIPATED TASKS ................................................................................................................................... 8
TIMELINE ................................................................................................................................................... 9
QUALIFICATION PROPOSAL REQUIREMENTS ............................................................................................ 9
EVALUATION CRITERIA ............................................................................................................................ 10
SUBMISSION DEADLINE .......................................................................................................................... 12
APPENDICES ............................................................................................................................................ 12
INTRODUCTION
The Town of Ithaca Comprehensive Plan (2014) envisions a compact, walkable mixed-use neighborhoods
(new urban/tradi onal neighborhood development) in emerging growth areas close to major employers
and ac vity hubs. The South Hill Tradi onal Neighborhood Development (TND) area has been envisioned
as such an area in the Town of Ithaca since 2014. The South Hill TND occupies ±167 acres about two
miles south of downtown Ithaca (city); the area is bordered by the Ithaca College campus and natural
lands, Bu ermilk Falls State Park, and Namgyal Monastery (North American seat of the Dalai Lama). The
Town has completed dra ing its Regula ng Plan process and is moving towards the next step of adop ng
the Regula ng Plan.
Pursuant to New York's State Environmental Quality Review Act (“SEQRA”), an environmental review of
the proposed Regula ng Plan must be conducted as part of the Town’s approval. An Environmental
Impact Statement is an cipated in order to evaluate poten al environmental impacts of the proposed
Regula ng Plan, together with any feasible and prudent mi ga on measures that may be advisable to
eliminate or reduce certain an cipated environmental impacts. The lead agency for environmental
review is an cipated to be the Town Board and include approximately fi een involved or interested
agencies. The Town intends to procure professional services to work with the Town Board, Planning
Board, and Planning Department to conduct the SEQRA review and complete a Generic Environmental
Impact Statement. An cipated comple on date is June 30, 2027.
LOCATION AND DESCRIPTION OF PROPERTIES
The South Hill Tradi onal Neighborhood Development (TND) area is bordered by the Ithaca College
campus and natural lands, Bu ermilk Falls State Park, and Namgyal Monastery (North American seat of
the Dalai Lama).
This area has large undeveloped or underdeveloped parcels, and limited land ownership fragmenta on,
making it well-suited for coordinated master planning and development. Developed por ons include two
small eateries, a furniture store, a hotel, a gas sta on with a convenience store, single family houses on
large frontage lots, two small apartment complexes, several three- and four-unit housing units, and a
Montessori school. Some of these exis ng buildings are on lots with poten al for on-site infill or
redevelopment. The South Hill TND area is located in a US HUD Opportunity Zone.
Addi onal details are available at the dedicated project webpage: h ps://townithacany.gov/south-hill-
tnd.
PROCESS OVERVIEW
The Town of Ithaca is seeking qualifica ons from firms that have demonstrated exper se in one
or more of the following areas:
Design and Engineering – including but not limited to, firms that can perform:
o Landscape Architecture
o Exis ng Condi ons Studies
o Street Network Phasing
o Grading/Drainage Planning
o U lity Plans and Needs Assessments
o Exis ng Condi ons Studies
Environmental Review – including, but not limited to, firms that can perform:
o Environmental Impact Assessments Pursuant to SEQR and NEPA
o Environmental Planning and Analysis
Transporta on Planning – including, but not limited to, firms that can perform:
o Land Use/Transport Planning
o Traffic Impact Studies
o Travel Demand Forecas ng
Qualifica ons should be submi ed to the Town of Ithaca Planning Department (submission
details iden fied at end of RFQ).
ANTICIPATED TASKS
Town of Ithaca Planning Department will have three staff members commi ed to this process for
the dura on of the contract. Staff assumes responsibility for organiza on and logis cs for all
mee ngs and mailings. Any substan al prin ng, such as final documents, should be assumed to
be a responsibility of the Town.
1. Review the completed dra South Hill TND Regula ng Plan for poten al environmental
impacts pursuant to New York State Environmental Quality Review (SEQR) 6 NYCRR, Part 617.
The en re plan is a ached an Appendix; addi onal suppor ng documents are available for
review and download at the Town’s dedicated project webpage.
2. Complete Parts I & II of the Full Environmental Assessment Form and submit to
Planning Department for review.
3. Complete a dra Part III and recommend a determina on of significance, together with a full
evalua on of the reasons suppor ng the recommended determina on, and submit it to Planning
Department for review. Revise or edit the evalua on, if necessary.
4. In the event of an posi ve declara on of environmental significance, prepare a Draft
Generic Environmental Impact Statement; Assist with conducting public hearings and Public
Scoping; prepare the Final Generic Environmental Impact Statement; Prepare the Findings
Statement.
TIMELINE
The Town and Contractor will finalize the total fee for professional services once a Contractor(s)
is selected.
It is an cipated that the No ce of Award will be based on the following schedule:
Adver se Request for Qualifica ons (RFQ) September 30, 2025
Deadline for Ques ons October 17, 2025
Addenda published (if needed) October 24, 2025
RFQ Due November 10, 2025
No ce to Proceed December 9, 2025
Kick-Off Mee ng January 5, 2026
The Town of Ithaca reserves the right to modify any part of this schedule.
QUALIFICATION PROPOSAL REQUIREMENTS
Responses to this RFQ should include the following:
1. Lead Consultant Informa on. For the lead consul ng firm, provide the following informa on:
a. Firm name and descrip on of the firm
b. Mailing address
c. Telephone
d. Website (if applicable)
e. Contact name, email, phone number
f. Form of Organiza on (partnership, corpora on, sole proprietorship, etc.)
g. Where Organized
h. Number of employees
i. Number of years the firm has been in business providing the described services
j. Names of principals, officers, and directors
2. Sub-consultants. For each member of the consultant team, provide the following:
k. Firm name
l. Mailing address
m. Telephone
n. Website (if applicable)
3. Personnel and respec ve Fee Structure. Please provide names, tles, period of service with the
firm, a resume or descrip on of experience, and an all-inclusive flat hourly billing rate.
Professional roles shall be listed by tle and shall be based on the services as iden fied in this
RFQ.
4. Statement of Qualifica ons. Provide a narra ve descrip on (up to ten pages) of the
qualifica ons of the consul ng firm, or consul ng team.
5. Statement of Availability. Provide a brief statement on the availability of key personnel.
6. List of Relevant Projects. Provide a list, with brief project descrip ons, of no fewer than three
and up to five projects of similar nature to the type of work proposed that have been
successfully completed within the last five years by the consul ng firm, consul ng team, or key
personnel. Indicate which projects were in Tompkins County or in other upstate New York
coun es.
7. References. Provide names, telephone numbers, and emails of people to be contacted
for references regarding past performance of the consul ng firm, consul ng team, or
key personnel on similar projects.
EVALUATION CRITERIA
Proposals must be succinct and all pages must be numbered. Final recommenda ons of the
highest-ranking firm(s) will be made by the Director of Planning and subsequently the Town of
Ithaca Town Board. Final approval to contract with a consultant will be made by Resolu on of
the Town of Ithaca Town Board.
Consultant selec on will be based on a ra ng of Consultant qualifica ons. The criteria will be as
follows: Firm Qualifica ons (10% of total score), Technical Qualifica ons (40% of total score), and
Team Qualifica ons (50% of total score).
The Qualifica on Proposal (with transmi al le er) shall address the following at a minimum:
Firm Qualifica ons (10% of total score)
1. Firm Iden fica on & Qualifica ons: A descrip on of the firm, including the number of
employees and their disciplines, loca on, and number of years the firm has been in the
business of conduc ng the described services.
2. Level of Experience in Tompkins County: Informa on about Respondent’s presence in
Tompkins County including office loca on(s) and the number of employees and their
disciplines that are available locally.
Technical Qualifica ons (40% of total score)
1. Understanding and Approach for Professional Services: The Consultant must
demonstrate that they have the capability and resources
2. Technical Experience, Recent Clients, & Relevant Projects: Demonstrate specific
qualifica ons and areas of exper se with brief examples of projects or work related to
the an cipated tasks listed herein, with par cular emphasis on projects located in
Tompkins County. Include a summary list of relevant projects including client name and
contact informa on, specific dates when the work was performed, and type of work
services performed. Provide the name of the client and approximate dates the work was
performed at a minimum.
3. Technical Understanding: Provide a summary to demonstrate an understanding of the
scope of services for the comple on of the tasks iden fied in this RFQ including, but not
limited to, the following:
Demonstrates understanding of the engineering, landscape architecture, and
planning services requested by the Town
Demonstrates understanding of development of an EIS for tradi onal neighborhood
development projects or regula ng plans, LEED for Neighborhood Development master
plans, or similar types of form-based, mixed-use developments
Demonstrates understanding of administering projects on budget and on schedule
Demonstrates understanding of implemen ng projects of varied scope with
subconsultants
Demonstrates internal redundancy and ability to administer projects on me
Team Qualifica ons (50% of total score)
1. Team Organiza on (3 page max): Present a detailed organiza onal chart of the
Respondent’s internal team showing the names and roles of all key personnel. This
sec on should showcase, as applicable, team member’s experience and demonstrate
the person’s capability relevant to his/her proposed area of exper se as well as
familiarity with the Town of Ithaca.
2. Team Summary (1 page max): Any other factors that would be helpful to the Selec on
Commi ee in evalua ng the Consultant based on the types of services and
requirements described in this RFQ.
3. Team Resumes (1 page maximum per team member): Include for all key team members
that are proposed to provide professional services, including a list of their specific
relevant projects. Include summaries of the work specifically performed by each team
member. For any projects included in this sec on, provide the name of the client and
approximate dates the work was performed at a minimum.
By submi ng Qualifica ons, the Consultant cer fies that it is not currently debarred from
submi ng bids for contracts issued by any poli cal subdivision or agency of the State of New
York and that it is not an agent of a person or en ty that is currently debarred from submi ng
bids or contracts issued by any poli cal subdivision or agency of the State of New York.
Non-Collusion
The Consultant shall be required to submit, with its Proposal, a fully executed Non-Collusion
Statement: Template a ached hereto.
Conflict of Interest
The Consultant shall prepare and submit a statement that no conflict-of-interest issues exist at
the submission of this Proposal. In addi on, non-conflict of interest statements must also be
provided for any sub-consultant.
Agreement
The Consultant selected to provide the above-referenced services will be expected to enter into
a Consul ng Agreement contract with the Town of Ithaca.
Insurance
The Consultant shall maintain minimum insurance coverage as outlined in the Agreement.
SUBMISSION DEADLINE
Statements of qualifica ons are due at the close of business (4:00 PM eastern me) on Monday,
November 10, 2025. Responses must be sent electronically, in PDF format, with the subject line:
‘South Hill TND SEQRA – response’ to:
cjrandall@townithacany.gov
The Town of Ithaca reserves the right to reject any and all of the responses received as a result of
this RFQ.
To ensure that all Respondents have a clear understanding of the scope and requirements of this
RFQ, the Town will respond to all ques ons submi ed in wri ng to the Town contact by the
deadline for ques ons stated above. The Town will make every reasonable effort to keep
Respondents informed about the RFQ process. Ques ons and responses, no fica ons about
meline date changes, amendments to the RFQ and other informa on will be sent via email to
all Respondents who have provided an email address to the Town contact, and will be posted on
the Town’s web page for this RFQ. There are no pre-proposal conferences or site visits
scheduled.
Ques ons or requests for clarifica on regarding the RFQ should be submi ed via email, ci ng
the RFQ page and sec on in accordance with the Timeline sec on, to
planning@townithacany.gov. Ques ons will not be accepted orally, and any ques on received
a er the deadline may not be answered. The comprehensive list of ques ons/requests for
clarifica ons and the official responses will be posted with this RFQ on both the Contract
Reporter and project website: h ps://townithacany.gov/south-hill-tnd.
The Town of Ithaca will not be liable for any cost incurred by the Consultant for any work
performed through, and including the execu on of, a contract for professional services prior to
the execu on of a contract.
# # #
APPENDICES
Appendix A: Non-Collusion Certification
Appendix B: South Hill TND New Neighborhood Plan Submi al, prepared by B&A (August 2022)
(Name of Corporation)
by
Title
Appendix A
NON-COLLUSION CERTIFICATION
By submission of this proposal, each Consultant and each person signing on behalf of any Consultant certifies, and in
the case of a joint proposal each party thereto certifies as to its own organization, under penalty of perjury, that to the
best of knowledge and belief:
(1 ) The prices in this proposal have been arrived at independently without collusion, consultation,
communication or agreement, for the purpose of restricting competition, as to any matter relating to such
prices with any other Consultant or with any competitor;
(2 ) Unless otherwise required by law, the prices which have been quoted in this proposal have not been
knowingly disclosed by the Consultant and will not knowingly be disclosed by the Consultant prior to
opening, directly or indirectly, to any other Consultant or to any competitor, and,
(3 ) No attempt has been made, or will be made, by the Consultant to induce any other person, partnership or
corporation to submit or not to submit a proposal for the purpose of restricting competition.
NEW NEIGHBORHOOD PLAN SUBMITTAL
August 2022
S O U T H H I L L T N D
Town of Ithaca, New York
Regulating Plan Outline
Location Plan
August 2022
Town of Ithaca, NY
Legend
SOUTH HILL TND
Ithaca
Downtown
96B
179
79
A. PROJECT NARRATIVE
SOUTH HILL TND
Town of Ithaca, NY
Project Narrative 1
14 February, 2023
PUBLIC OUTREACH AND CHARRETTE PROCESS
The public engagement process for The South Hill TND is built on the foundation
of several years of engagement as part of both the development of the New
Neighborhood Code and several site specific design efforts. While going back
as far as the 1989 “Villages of Ithaca Chase Farms/Chase Ponds” concept work, of
particular relevancy is the 2016 Form Ithaca “Buttermilk Village” Charrette. The
results of this design and engagement effort served as an important starting point
to further develop and refine the plans for through a subsequent design char-
rette.
Initiated and funded by the Town, a consulting design team was engaged to con-
ducted on-site public Charrette from October 25-27 to develop the current plan
as required and specified by the New Neighborhood Code. Due to pandemic
restrictions and precautions, a hybrid virtual/on-site format was adopted with all
presentations conducted online, and specific stakeholder and site-visits conduct-
ed in person as required and/or requested. Notice for the charrette was by direct
email and/or phone contact as well as a flier mail-out.
Feedback was collected on the design through live chat questions answered
during the presentations, emails received, phone call discussions and limited
in-person feedback. Design input, feedback, and progress updates continued
after the charrette through key stakeholders such as landowners in the plan area,
Town staff, and the Town Board as the plan was finalized.
DEVELOPMENT OVERVIEW
Stemming initially from the Comprehensive Code, and later by the Buttermilk
Village plan, the South Hill planning area is identified as an ideal location for an
“Intermediate TND” due to its proximity to jobs, the Downtown, local schools,
transportation routes, natural assets, transit availability and the need for an an-
choring hub on the south side of the Town.
As enabled by the New Neighborhood Code, South Hill TND is contemplated
as a walkable, mixed use, connected, and complete Neighborhood that mixes
residences, jobs, shopping, services, institutions and public spaces with a vil-
lage-scaled form and character. Recognizing existing residences, businesses, and
institutions, the plan provides a framework and vision for sensitive integration,
infill, and redevelopment as property owners contemplate change. The plan also
considers strategic connections to surrounding properties such as the student
housing to the north, as well as sensitive integration with surrounding natural
areas.
The plan recognizes the need for a balanced range of housing suitable for fami-
lies, professionals, and students. While the site will be able to provide affordable
housing, a diversity of incomes and building types will be accommodated. Com-
mercial uses provide opportunities for local services, health and fitness, food and
entertainment, as well as possible work-at-home and live-work arrangements.
A mix of both local and national tenants and local small business will ensure a
village character and viability. A range of public spaces provide for structured and
programmed activities, passive enjoyment, and sensitive enjoyment of natural
areas and features.
As a freestanding Neighborhood sitting at a major south Ithaca crossroads, South
Hill TND is more than just a Neighborhood. It will serve as an important activi-
ty, amenity, housing, and service node for the surrounding area. Arranged as a
walkable mixed use place, this “Neighborhood” takes on an identifiable “village”
form and character. As it has in the past, South Hill TND will be interchangeably
herein be also referred to as a “village”.
PLAN DESCRIPTION
The Spine: A great village has a strong village center serving as the social and
commercial hub of the village and surrounding area. A great neighborhood has
an identifiable center serving as a social hub and gathering place for neighbors.
An evolution from ideas first presented in the 2016 Buttermilk Village plan, the
South Hill TND plan is structured by these two critical elements, creating a diag-
onal avenue “spine” that links a vibrant mixed use village square to an intimate
central neighborhood green.
Urban to Natural Transition: This structure provides the framework for deploy-
ing the “Transect” as introduced by the New Neighborhood Code, a continuum
from the most urban to the most rural/natural that establishes development
intensity and character for a place appropriate to its level of urbanism. In this way
the village center provides the most intense urbanism, moving down the “spine”
to the center of the neighborhood with the general residential fabric of the
neighborhood, then out to the north and east edges of the neighborhood with
the lowest intensity, and eventually out to the natural edge of the property.
The Village Square: The village center surrounds an urban square that sits along
the busiest transportation hub at the intersection of Danby Road and King Road.
This is the most urban portion of the village. Buildings surrounding this square,
and many of those near this intersection have ground level retail shops with office
and residences above. A “main street” character allows for wide sidewalks, side-
walk furnishings, trees in planters or grates, and on-street parking for convenient
access to shops. Resident parking is accommodated within the block. A low
point on the site, the square itself accommodates an urban storm water facility at
its south west corner that provides a backdrop to a hardscape plaza with a flex-
ible-use pavilion, event and market lawn, and surrounding shade trees. The so-
cial, commercial, and entertainment hub of the village, the village square serves
small performances, events, markets, and passive enjoyment and gathering.
The village center is enabled by the “Neighborhood Center” zoning designation
allowing the most intensity and mix of uses. This character is carried north on
Danby, and across both Danby and King where existing commercial and residen-
tial uses can intensify over time, adding activity and vibrancy to the village center
with new residences, offices, and shops. It also allows for the preservation of the
historic farmstead surrounded with appropriate village infill.
Neighborhood Residential Fabric: The bulk of the neighborhood is residential
in nature, with a mix of medium density housing types integrated with a range of
parks within proximity of all residents. This density is generally alley-served to rel-
egate private drives and garages off-street, that in turn defines a stoop and porch
streetscape allowing for higher densities and a mixture of building types while
maintaining a village character. Streets are tree lined, narrow, and accommodate
on-street parking, discouraging fast moving vehicles and encouraging walking,
biking, and other non-vehicular travel. The residential area to the southwest, also
known for its earlier “Chase Farms/Chase Ponds” planning, retrofits an existing
street and lots to allow for a mix of medium density housing forms in line with the
walkable, village character intended by the New Neighborhood Code.
Block Structure and Grade: The South Hill site topography generally moves from
a southwest low, up toward a to the east and northeast high area. Block orien-
tation and park space layout was arranged to maximize views, minimize grade
disturbance for construction, and accommodate accessible routes. Especially for
front-drive single family lots at the neighborhood edge, blocks and streets were
aligned to flow along with the contours and better integrate with the landscape.
Throughout the neighborhood, and as required by the New Neighborhood Code,
streets form an interconnected network allowing direct and multiple routes to
destinations- a critical factor for walkability.
The Neighborhood Edge: The Northeast and East boundary of the plan area are
the furthest from the village center, and also require a sensitive interface with the
rural and natural edge. The New Neighborhood Code’s “Neighborhood Edge”
zoning provides a lowest density interface and an appropriate transition to define
a clear Neighborhood boundary. This provides a market for larger lots and lower
densities with a smaller footprint on the ground while ensuring higher densities
and intense activities remain closer to the village square.
Aside from the northeast and eastern boundaries, much of the plan area edge is
defined by existing development and closer proximity to the village square where
the mixed density of “Neighborhood General” is an appropriate edge. Of note
is the student housing for Ithaca college to the Northwest. As the village will be
an amenity for this housing area, strategic pedestrian and vehicular connections
have been proposed. The west portion of the site has already defined a natural
edge where over time natural areas have been dedicated as part of, or as an inter-
face with Buttermilk Falls State Park.
SOUTH HILL TND
Town of Ithaca, NY
Project Narrative 2
14 February, 2023
Northeast Unique Natural Area and Interface: The area to the northeast of the
plan area is identified as a “Unique Natural Area”. Though various lines and areas
have been indicated over this privately-owned parcel, neither a consistent nor a
specific delineation has been made. Through on-site investigation, landowner
knowledge, and working with policy and site knowledge in place, the plan area
responds to this in a “cluster” approach with a yards and streets defining an edge
that allows a larger expanse of untouched land to be preserved. Current policy
would allow for large-lot subdivision contrary to the New Neighborhood Code
that would potentially fragment the parcel with roads, fences, and houses. By
clustering this density into the Neighborhood edge, a larger area is preserved
and the edge is protected. Lots backing onto this space will require a fence, and
natural pathways and pathway access will be carefully defined for limited human
use.
Changing the Nature of Danby Road and King Road in the Village: Danby
Road/179 and Danby Road/Highway 96b form a critical crossroads for the South
Hill TND. With high speed geometry, generous shoulders, lacking pedestrian
facilities, and large setbacks, these streets respond to the current rural/suburban
context of the area. With the implementation of the South Hill TND, this context
is set to change, and so should the design of these roads. Like many County and
State highways, as they enter urban areas traffic is slowed, on-street parking
starts to appear for street oriented shops, and sidewalks and cycling facilities are
integrated. While this process will take time, discussions should happen early on
in preparation for village construction as South Hill TND plans to attract pedestri-
an and cycling traffic to this very busy corner. During the South Hill TND, there
were extensive discussions on the imperative to change these roads. On-street
parking, a redesigned intersection ensuring adequate traffic movement but at
slower speeds, possible cycling facilities, and generous sidewalks, and enhanced
pedestrian crossings should be implemented as these roadways near the village
center.
IMPLEMENTATION AND PHASING
Overview: The South Hill TND is composed of a diversity of landowners, a variety
of parcel sizes, and both developed and undeveloped land. Much of the private
development will depend on the individual land owners as they are enabled by
the New Neighborhood Code. This narrative focuses on special circumstances
with the South Hill TND area but otherwise assumes typical building or land devel-
opment processes and standards including the various studies, permits, engineer-
ing, and design work that will need to take a place.
Danby Road and King Road: As presented, there is an imperative to revamp
Danby and King Roads as they enter the future village, reflecting an urban context
and more intense pedestrian use. The process for reclassifying, redesigning, and
rebuilding a public road can take many years. This process should commence
immediately with discussions paralleling the progression of approvals and village
construction.
Monkemeyer Lands: The Monekmeyer family has the largest landholding in the
South HIll TND area. There are three primary routes for phasing: 1. Continue to
build out the southern multifamily pursuant to the Neighborhood Code, 2. De-
velop the interior main streets of the village and build the mixed use component.
This would also require phasing and funding of the village square amenities, and
should take place before and parcels directly facing onto Danby Road and King
Road as they await roadway reconstruction, and 3. Build the upper road that
accesses the village edge parcels, and then work westward to the more urban
village center. All of this will depend on a workable servicing and utility strategy.
Auble Lands: The Auble lands in the southwest corner as likely awaiting South
Hill TND rezoning so that they can move forward with advanced redevelopment
plans. Because of the nature of a retrofitted area, negotiations may be required
for deviations from the New Neighborhood Code to ensure viability of develop-
ment while meeting the intent of the code.
Fragmented Village Parcels: For the smaller commercial and residential lots
surrounding the village square, it will be difficult to fully redevelop these sites
without consolidating parcels. New owners should be aware of their underlying
zoning, understanding the long term redevelopment of the lots. Small scale
redevelopment to code standards should be sensitive to existing residences and
businesses.
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SOUTH HILL TND
Town of Ithaca, NY
Descriptive Plan: Key Plan Elements
14 February, 2023
0 200 400
KEY PLAN ELEMENTS
VILLAGE SQUARE: Commercial and Activity Hub of Village
THE SPINE: Diagonal Avenue Connecting Village Square to Neighborhood Center
NEIGHBORHOOD CENTER: Social Hub of Neighborhood Framed by Residences
MAIN STREET: Ground Level Shops, Urban Streetscape, and On-Street Parking
MAIN STREET BUILDINGS: 2-4 Story Office and Residential Buildings Over Shops
PRESERVED FARMHOUSE: Adaptive Reuse with Surrounding Village Infill
VILLAGE REDEVELOPMENT: Story Mixed Use or Residential Facing Revamped Danby Road
VILLAGE RESIDENCES: 2-4 Story Apartments, Townhomes, Live-Works Line the Avenue
KING’S WAY: Redevelopment will Require Streetscape Improvements and Calmed Traffic
BUILDING REUSE: Existing Buildings can be Adaptively Reused and Improved for Village
DANBY ROAD IMPROVEMENTS: Danby Road Should Be Reconfigured for Village Context
CONCEPTUAL NEW STREET: Redevelopment of Existing Areas May Require New Street
RETROFIT: Street Retrofit allows Mixed Residential Infill with Village Character
CONCEPTUAL NEW STREET: Future Redevelopment will Require New Streets TBD
KING ROAD IMPROVEMENTS: King Road Should be Reconfigured for Village Context
EXISTING SCHOOL: Sensitive Village Integration with Revamped Parking, Entry, and Buffers
NEW STREET: A New Street Will Allow Development to Continue Consistent with the Code.
RETROFIT: New Village Infill Development Integrates with Existing Development
CONCEPTUAL LAYOUT: New Streets and Preserved House allows for Village Infill
STORM POND: Stormwater Storage may be Required Pursuant to Engineering Studies
COTTAGE COURT: One Possible Building Type Allowed by the New Neighborhood Code
CONNECTION: Possible Connection to Adjoining Student Housing Complex
LINEAR GREEN: Multi-functional Cascading Green Capturing Northwest Views and Sunshine
GREEN STREET AND TOWNHOUSE CLUSTER: Hilltop Housing Anchoring Linear Green
COLLEGE INTERFACE: Multifamily and Possible Retail at Interface with Student Housing
SINGLE FAMILY NEIGHBORHOOD EDGE: Front-Drive Single Family Preserving Backyard Trees
NATURAL AREA INTERFACE: Fenced Rear Yards and Low Density Interface the Natural Area
UPPER STREET: New Upper Street Access Neighborhood Edge with Low Density Interface
A
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SOUTH HILL TND
Town of Ithaca, NY
Descriptive Plan: Park Space Description
14 February, 2023
0 200 400
PARK SPACE DESCRIPTION
VILLAGE SQUARE - URBAN STORM POND: An urban storm pond provides
a decorative and functional backdrop to the village center.
VILLAGE SQUARE - PAVILION AND PLAZA: A hardscape plaza and multifunctional
pavilion can accommodate passive use, serve as a stage, or serve as and event space.
VILLAGE SQUARE - EVENT AND MARKET LAWN: A level lawn area provides viewing
to the pavilion, hosting of larger events and markets, or passive daily enjoyment.
Neighborhood SQUARE: Marking the center of the neighborhood, an intimate
square allows for a small community building terminating the view from the village
center along the avenue. The square is shaped by mixed 3-4 story residential units
that create an outdoor room suitable for gathering and passive enjoyment.
BUTTERMILK FALLS: The western portion of the site has dedicated to lands to
the Buttermilk Falls State Parking, providing a green interface and pathway
connections into the park. This is outside of the project boundary.
SECONDARY GREEN: Currently a County owned asset allowing for truck
turnarounds, brake checks, and road services, the development of the village
will change the context for this publicly owned parcel. Over time, it should
evolve into a public space complimentary to the village square, and could
serve a secondary use such as a commemoration park or art installation.
POND AND FOREST: Currently serving a storm water function for
the surrounding area, the incorporation of benches and pathways
can make for a natural respite near the village center.
TREED AVENUE - A densely treed avenue links the Pond and Forest to the Linear Green.
LINEAR GREEN - BASE: The base of the linear green could host a centrally located,
highly visible playground. Pathways and sidewalks run throughout the linear green.
LINEAR GREEN - LAWN AND PLAZA: A lawn and small plaza make up the
middle of the green, with opportunities for plantings, park structures,
and public art. The lawn serves for passive recreation.
LINEAR GREEN - CREST: Serving as a secondary neighborhood center, a lawn is
perched to both capture northwestern views down the green, and as a natural
amphitheater to a multi use pavilion anchoring the top of the green.
PEDESTRIAN STREET CONNECTIONS: Pedestrian street connections can provide non-
vehicular access framed by a unique building frontage onto a landscaped court.
NEIGHBORHOOD SQUARE: An intimate square provides for a small community
building, benches, and landscaping hidden within the interior blocks.
PRESERVED NATURAL AREA: The natural area should have well defined
pathways and active preservation and maintenance programs to
preserve this asset as part of the larger natural areas system.
PATHWAY CONNECTIONS: Defined by small greens, numerous pathway connection points
have been located at the interface with the natural areas to the northeast. Many of these
are at street terminations where the sidewalk can continue on as trails through the forest.
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0 200 400
TND overall Acreage = 191.4 ac
272-303.2 Intermediate neighborhood
272-303.2 C Neighborhood unit size
Neighborhood unit size in an intermediate neighborhood
must be 20 to 250 acres.
Code Requirements:
Code Compliance:
A full TND has one or more neighborhood units, each the
site of a (future) complete neighborhood.
Full TND size must be ≥20 acres. A regulating plan for a full
TND must include any neighboring partial TNDs, and make
them part of a larger cohesive neighborhood unit.
.
Code Requirements:
272-304.2 Full TND
Existing Site
1"=400'
August 2022
Legend
Town of Ithaca, NY
Environmental
Overlay Area
Regulating Plan Outline
Existing Parcels may be revised for
future redevelopment
Environmental Overlay Area
SOUTH HILL TND
0 200 400
1"=400'
SOUTH HILL TND
August 2022
0 200 400
Town of Ithaca, NY
Illustrative Master Plan
SOUTH HILL TND
NT-3
NT-4
NT-5
NT-4u
1"=400'
August 2022
Legend
Town of Ithaca, NY
Regulating Plan Outline
Existing Parcels may be revised for
future redevelopment
Environmental Overlay Area
Regulating Plan
Conceptual Thoroughfares
(subject to landowner dedication upon future
redevelopment)
0 200 400
272-305 Transect zone distribution
Code Requirements:
NT3 = 30% - 50%
NT4 = 30% - 50%
NT4u = 0% - 20%
NT5 = 10% - 20%
NT3 NT4 NT5 TotalNT4u
71.3 83.4 26.6 191.4l10.2acres
37.2%43.6%13.9%100%5.3%percentage
Code Compliance:
SOUTH HILL TND
1"=400'
August 2022
Legend
Town of Ithaca, NY
Pedestrian Passage - 20'
Alley - 28'
One Way - 35'
Custom - 45'
Yield - 50'
Local - 60'
Local - 66'
Pedestrian Street - 40'
Existing Roads
Possible Future - 50'/60'
Thoroughfares
Custom Parkway- 80'NT-3
NT-4
NT-5
NT-4u
Regulating Plan Outline
Existing Parcels may be revised for
future redevelopment
Environmental Overlay Area
Conceptual Thoroughfares
(subject to landowner dedication upon future
redevelopment)
0 200 400
272-306 Thoroughfare and street pattern
272-306.1 General layout
272-306.1 A Access
(1)A thoroughfare network must ༃ be open to the public;
and ༄ offer safe and direct vehicle, pedestrian, and bike
access to all parts of a neighborhood unit.
(2)A thoroughfare must not have gated access.
(3)A TND site must not have a reserve or spite strip
that blocks ༃ future connection or extension of a
thoroughfare, or ༄ access to neighboring lots.
272-306.1 B Alignment and connectivity
Thoroughfare alignment must:
•meet block requirements in the next subsection;
•extend existing streets into the neighborhood unit area;
•connect to existing stub street provisions;
•have stub street provisions to bordering properties; and
•follow the route of streets on the Town of Ithaca official
map, where
relevant.
2314
1782
1851
1624
1567
1118
1801
2325
1146 1758
1901
2187 1956
1824
2242
1469
3325*1548
1961
1197
2366
1460
2202
1276
26393272
2000
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825
1875 1689 1710
1078
817
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2177
965*
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738721
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738721
SOUTH HILL TND
1"=400'
August 2022
Legend
Town of Ithaca, NY
Block Size
Stub Street
Temporary Turnaround
Block Perimeter
Block Side Length
NT-3
NT-4
NT-5
NT-4u
Regulating Plan Outline
Existing Parcels may be revised for
future redevelopment
Environmental Overlay Area
Conceptual Thoroughfares
(subject to landowner dedication upon future
redevelopment)
0 200 400
272-306.2 Blocks
272-306.2 E Block side and perimeter length
272-306.2 A Full blocks
272-306.2 B Stub streets and partial blocks
A full block has:
·Vehicle streets (yield street, local street, through street or
other existing streets) on all sides; or
·a pedestrian street on one block side, and vehicle streets
on all other sides.
(1)A subdivision or development phase on a TND site must
have stub streets extending to the boundary of neighboring
land that has not yet been subdivided.
(5) A stub street ≥150' long (centerline to center point at the
end) with fronting lots must have a temporary turnaround.
Turnaround requirements are the same as for single outlet
streets
Compliance with Full Blocks, Partial Blocks, Stub Streets
and Alleys as set out in 237-306.2 A to D
A
A
A
B
B
NT3 NT4 NT5NT4u
£2,400'Block perimeter length
Block side length
Block attribute
£2,400'£2,400'£2,400'
£800'£800'£800'£800'
1548
*272-306.2 F Increasing maximum block side or perimeter length
1} Pedestrian passage: A block may have a side length that is ≤25%
longer than the normal maximum for the zone, if a ≥20' wide park or
pedestrian passage cuts through it.
578578
Open
Space
Shed D
Open Space
Shed C
Open Space
Shed B
Open Space
Shed A
SOUTH HILL TND
Open Space
Open Space Shed Boundaries
1"=400'
August 2022
Legend
Town of Ithaca, NY
Regulating Plan Outline
Environmental Overlay Area
Open Space Plan
Existing Parcels may be revised for
future redevelopment
0 200 400
272-308 Parks
Parkland area must make up:
Intermediate neighborhoods and mixed use villages:≥
15% of total TND site and individual neighborhood unit
area.
Code Compliance:
Code Requirements:
SOUTH HILL TND
*G
*Exception requested for size of Natural Preserve
less than 5 ac. for existing surface water body
1"=400'
August 2022
Legend
Town of Ithaca, NY
Regulating Plan Outline
Environmental Overlay Area
Park Types
Open Space
Existing Parcels may be revised for
future redevelopment
Trails/Connections to Existing System
0 200 400
272-308.2 Park types
272-308.1 B Required parks in a neighborhood unit
(1)There must be a park ≤1,000’ from every building
lot in a neighborhood unit.
(2)A neighborhood unit must have a square or green
as close to the center of the pedestrian shed or most
built-up area as possible.
Code Requirements:
Code Compliance:
(1)1000' radius
(2)noted on drawing with
C Green
G
18.2 ac.
C
1.1 ac.
D Square
G Natural Preserve
C
2.9 ac.
3.1 ac.
D
0.3 ac.
D
0.8 ac.
C
0.3 ac.
D
D
0.4 ac.
D
0.2 ac.
A Trail AA
A
272-308.3B Connectivity
Parks should connect through trails, linear parks, or park-
ways where possible, to make a community-wide network.
Item 7
MEETING OF THE ITHACA TOWN BOARD
September 29, 2025
TB Resolution 2025 –_ : Adoption of Community Choice Aggregation Memorandum of
Understanding
Whereas, the Town Board unanimously passed the Green New Deal Resolution in March of
2020, which calls for an equitable transition to carbon neutrality Town-wide by 2030,
Whereas, the Community Choice Aggregation Program (CCA), now known as the Tompkins
Green Energy Network (T-GEN) is designed to be an innovative, efficient, and affordable way to
engage the local population in achieving time-critical local and state goals for decarbonization
and equity through the aggregated purchasing of renewable electricity and the development of
regional renewable energy projects, and
Whereas, the Town adopted Local Law 6 of 2025 on June 9, 2025, which replaced Chapter 135
with a new Chapter 135 “Community Choice Aggregation (Energy) Program and Distributed
Energy Resource Program,” and
Whereas, the CCA Memorandum of Understanding (MOU) details the rights and responsibilities
of the Town of Ithaca as a participating municipality in the CCA program and affirms that the
CCA Administrator (Local Power) and Town of Ithaca will execute and adhere to the terms and
conditions of any energy service agreements (ESAs) for electricity and gas, and be it
Resolved that the Town Board authorizes the Town Supervisor to sign the MOU as submitted.
Moved: Seconded:
Vote: ayes –
Town Hall 215 N.Tioga St 14850 607.273.1721
Public Works 114 Seven Mile Dr 607.273.1656
www.town.ithaca.ny.us
MEMORANDUM
From: Hilary Swartwood, Sustainability Planner
To: Town Board Members
Date: September 23, 2025
Subject: Community Choice Aggregation Memorandum of Understanding
The purpose of this memo is to provide an update on Community Choice Aggregation (“CCA”
or “T-GEN”) and give a brief overview of the CCA Memorandum of Understanding (MOU).
As detailed in previous updates, Town staff have been in consultation with Local Power, LLC, a
state approved CCA Administrator since June 2022. It was also in 2022 that the Town adopted a
local law establishing a CCA program. The contract with Local Power required the consultant to
assist with, 1) the drafting of a CCA Enabling Local Law, 2) a customer data protection plan, 3)
a CCA administrator agreement, 4) a customer engagement plan, per the order of the Public
Service Commission (PSC), 5) prepare a CCA implementation plan for PSC approval, and 6)
draft an RFP to select an Energy Supply Company (ESCO).
After the CCA Master Implementation Plan was approved in December 2024, select Town staff
and elected officials have been working with Local Power to prepare for the launch of CCA. The
first step in this process was to separate CCA and DER into separate articles within Chapter 135
of the Town Code (Article 1 is CCA and Article 2 is DER) in order to comply with orders from
the NYS Public Service Commission. On June 9th of this year, The Town Board adopted Local
Law 6 of 2025, which replaced Chapter 135 with a new Chapter 135 “Community Choice
Aggregation (Energy) Program and Distributed Energy Resource Program.”
The next step is to enter into an MOU with Local Power LLC. The MOU details the rights and
responsibilities of the Town of Ithaca as a participating municipality in the CCA program and
affirms that the CCA Administrator (Local Power) and Town of Ithaca will execute and adhere
to the terms and conditions of any energy service agreements (ESAs) for electricity and gas. All
ESA’s will be managed by Local Power on behalf of the municipality.
The Tow anticipates launching the first phase of CCA/ T-GEN (public outreach and education)
either in the last quarter of 2025 or the first quarter of 2026.
Sincerely,
Hilary Swartwood
Sustainability Planner
MOU TOI and Local Power 2025 Pg. 1
MEMORANDUM OF UNDERSTANDING
THIS MEMORANDUM OF UNDERSTANDING (“MOU”), dated September 29, 2025,
is by and between
The Town of Ithaca, a municipal corporation of the State of New York, having its
principal offices at 215 North Tioga Street, Ithaca, NY 14850 (“Participating Municipality”); and
Local Power LLC, a Limited Liability Company authorized to do business in New York,
having its principal offices at 91 Mountain St., Haydenville, MA 01039 (“CCA Administrator”).
WITNESSETH:
WHEREAS, Tompkins Green Energy Network is a Community Choice Aggregation
(“CCA”) program in Tompkins County that the City of Ithaca and Town of Ithaca organized and
have joined, and which other municipalities in the region may also join, and
WHEREAS, CCA is a municipal energy procurement model implemented under the
authority and according to the requirements of the New York Public Service Commission (PSC),
that replaces the local electric and natural gas utility as the default supplier of electricity and
natural gas for Eligible Consumers within a jurisdiction, and
WHEREAS, the Participating Municipality represents that it is authorized to participate
in a CCA program subject to local authorization, pursuant to Orders of the Public Service
Commission (Case 14-M-0224) including the New York State Public Service Commission’s
“Order Authorizing Framework for Community Choice Aggregation Opt- Out Program” issued
on April 21, 2016; the “Order Approving Community Choice Aggregation Programs with
Modifications” (January 18, 2018); the “Order Modifying Community Choice Aggregation
Programs and Establishing Further Process” issued on January 19, 2023; and the “Order
Modifying Outreach and Education Requirements and Directing Program Evaluation” issued on
November 19, 2024, and
WHEREAS, the Participating Municipality represents that pursuant to its New York
Municipal Home Rule Law powers, the Ithaca Town Board adopted Local Law No. 6-2025,
codified at Article 1 (Community Choice Aggregation) of Town Code Chapter 135 Community
Choice Aggregation (Energy) Program and Distributed Energy Resources Program) to authorize
its participation in the Program in compliance with the PSC CCA Orders, and
MOU TOI and Local Power 2025 Pg. 2
WHEREAS, the CCA Administrator’s Master Implementation Plan was approved by the
New York Public Service Commission on December 24, 2024, and
WHEREAS, the CCA Administrator and the Participating Municipality, believing it to be
in their respective best interests, do hereby authorize the actions for the Program as described in
this MOU, and
WHEREAS, all the municipalities that participate in the Program intend that this MOU
be uniform in form and substance in each instance throughout the Program (except for specifics
about each Participating Municipality’s adoption of its Enabling Legislation),
NOW, THEREFORE, in consideration of the mutual covenants set forth herein, the
parties hereto do agree as follows:
I. DEFINITIONS
A. CCA — Community Choice Aggregation.
B. CCA ADMINISTRATOR — Local Power, LLC, a third party designated by the
Participating Municipality which shall be duly authorized to put out for bid the total
amount of electricity and natural gas being purchased by Participating Consumers and
larger local distributed energy resources that may be incorporated into CCA supply. The
CCA Administrator shall be responsible for CCA Program organization, public outreach,
data, administration, procurement and communications.
C. COMMUNITY CHOICE AGGREGATION PROGRAM or CCA PROGRAM or
PROGRAM — A municipal energy procurement program, which replaces the incumbent
utility as the default Supplier for all Eligible Consumers within the Participating
Municipality, as defined in the PSC CCA Orders.
D. COMPLIANT BID — The all-inclusive price of electricity per kilowatt hour (kWh) or
price for natural gas per therm, is set at a level (whether fixed or variable) that is less than
or equal to the average utility price for the same customer class, within the same utility-
defined zone, over the preceding twelve-month period (using the most recent rate
information available).
E. DEFAULT SERVICE — Supply service provided by the Distribution Utility to Eligible
Consumers who are not currently receiving service from an Energy Services Company
(ESCO). Eligible Consumers eligible for opt-out enrollment within the Participating
Municipality that receive Default Service, and have not opted out, will be enrolled in the
MOU TOI and Local Power 2025 Pg. 3
CCA Program. Eligible Consumers eligible for opt-in enrollment will be enrolled in the
CCA Program according to its scheduled energy supply contract renewals.
F. DISTRIBUTION UTILITY — New York State Electric and Gas Corporation (NYSEG),
or any successor thereto.
G. ELIGIBLE CONSUMERS — Consumers of electricity and/or natural gas who receive
Default Service from the Distribution Utility as of the effective date of a Participating
Municipality’s Enabling Legislation, or New Consumers that subsequently become
eligible to participate in the CCA Programs, at one or more locations within the
geographic boundaries of the Participating Municipality, except those consumers
currently receiving Default Service that have requested not to have their account
information shared by the Distribution Utility.
H. ENABLING LEGISLATION — Legislation adopted pursuant to New York Municipal
Home Rule Law authority and in compliance with PSC CCA Orders, which authorizes
the Participating Municipality to join a CCA Program. The Town of Ithaca’s Enabling
Legislation, as of the effective date of this MOU, is Local Law No. 6-2025, codified at
Article 1 (Community Choice Aggregation) of Ithaca Town Code Chapter 135
Community Choice Aggregation (Energy) Program and Distributed Energy Resources
Program.
I. ENERGY SERVICES COMPANY (ESCO) — An entity duly authorized to conduct
business in the State of New York as an ESCO.
J. ENERGY SUPPLY AGREEMENT (ESA) — An agreement between the Participating
Municipality and an Energy Services Company (ESCO) to provide electricity and/or gas
service to the customer for a fixed or variable price. For purposes of this MOU, the CCA
Administrator would conduct a competitive procurement on behalf of all Eligible
Consumers and the Participating Municipality would enter into such agreement(s) with
an ESCO to provide power and/or natural gas to all such Eligible Consumers in the
community that elect to receive service.
K. NEW CONSUMERS — Consumers of electricity and/or natural gas that become
Consumers after the effective date of the Energy Supply Agreement, including those that
opt in or move into the Municipality.
L. PARTICIPATING CONSUMERS— Eligible Consumers enrolled in the CCA Program,
either because they are consumers who receive Default Service from the Distribution
MOU TOI and Local Power 2025 Pg. 4
Utility as of the effective date of the Energy Supply Agreement and have not opted out,
or are New Consumers.
M. Participating Municipality (singular form) — The Town of Ithaca.
N. PARTICIPATING MUNICIPALITIES (plural form) —All municipalities that have
adopted Enabling Legislation and have approved and executed this MOU.
O. PSC CCA ORDERS — The several Orders concerning Community Choice Aggregation
by the New York State Public Service Commission’s (Case 14-M- 0224) including the
“Order Authorizing Framework for Community Choice Aggregation Opt- Out Program,”
issued on April 21, 2016; the “Order Approving Community Choice Aggregation
Programs with Modifications” issued on January 18, 2018; the “Order Modifying
Community Choice Aggregation Programs and Establishing Further Process” issued on
January 19, 2023; and the “Order Modifying Outreach and Education Requirements and
Directing Program Evaluation” issued on November 19, 2024.
P. PUBLIC SERVICE COMMISSION (PSC) — The New York State Public Service
Commission.
Q. QUALIFICATIONS REVIEW — A verification of the status of the Supplier of
electricity or natural gas as an electricity or natural gas supplier in the Distribution Utility
service territory. A precondition for attaining such a status is that Supplier has met the
credit requirements established by the New York Independent System Operator.
R. SOLICITATION — One or more Request(s) for Bids for CCA electricity and/or natural
gas supply services, from one or more potential Suppliers, of electricity and/or natural
gas service.
S. SUPPLIERS — ESCOs that procure electric power and natural gas for Eligible
Consumers in connection with the CCA Program.
II. PURPOSE: The purpose of the MOU is as follows:
A. To establish participation by the Participating Municipality in a CCA Program that will
be managed on its behalf by the CCA Administrator under one or more ESAs for
electricity and natural gas.
MOU TOI and Local Power 2025 Pg. 5
B. To affirm that the Participating Municipality and CCA Administrator agree to adhere to
the terms and conditions of the ESA(s) in the event the Participating Municipality and
CCA Administrator execute it (them).
C. To affirm that the Participating Municipality and CCA Administrator agree to execute the
ESA(s) with the ESCO, subject to the conditions of review and approval in Sections III
and IV below.
III. RIGHTS AND RESPONSIBILITIES OF THE PARTICIPATING MUNICIPALITY
A. The Participating Municipality agrees to:
1. Execute the ESA(s) for the product(s) and Suppliers selected by the Participating
Municipality in a timely fashion subject to the conditions that:
a. The Supplier is deemed qualified for the duration of the ESA by the
Qualifications Review, and
b. The electricity ESA resulting from the Solicitation shall be awarded to a
bidder that meets or beats the trailing average utility rate for the previous
year with the highest level of Class I renewable energy content, on the
basis of a best value determination under New York General Municipal
Law and the Participating Municipality’s local law, based on the
evaluation factors set forth in the electricity Solicitation, and
c. The natural gas ESA resulting from the Solicitation shall be awarded to
either the lowest responsible bidder or on the basis of a best value
determination under New York General Municipal Law and the
Participating Municipality’s local law, based on the evaluation factors set
forth in the natural gas Solicitation, and
d. The proposer’s cost proposal is a Compliant Bid as defined in Section I
above.
B. The Participating Municipality agrees that the selected electricity vendor shall remit to
the CCA Administrator an Administration Fee of $0.001 per kilowatt-hour sold to all
Participating Consumers located within the Participating Municipality’s jurisdiction in
accordance with the electricity ESA.
C. The Participating Municipality agrees that the selected natural gas vendor shall remit to
the CCA Administrator an Administration fee of $0.01 per therm sold to all Participating
Consumers located within the Participating Municipality’s jurisdiction in accordance
with the natural gas ESA.
MOU TOI and Local Power 2025 Pg. 6
IV. RIGHTS AND RESPONSIBILITIES OF THE CCA ADMINISTRATOR
A. The CCA Administrator shall carry out all the CCA Administrator responsibilities set out
in the Enabling Legislation and/or the ESA(s).
B. The CCA Administrator shall provide the involved agencies and parties to the PSC’s
CCA proceeding (Case 14-M-0224), including, but not limited to, the Public Service
Commission and Distribution Utility, requested information and documentation of the
actions undertaken by the Participating Municipality in furtherance of enabling
participation in the Program;
C. The CCA Administrator shall manage the energy procurement bidding process for CCA
energy supply services in a manner consistent with New York General Municipal Law,
including:
1. The identification and notification of potential firms seeking to be the Supplier(s),
2. The management of the Solicitation(s) process(es) from preparation of the content
to the publication of Request(s) for Proposals and management of firms
responding to them,
3. The preparation of the proposed ESA(s), satisfactory to the Participating
Municipality, that will be included in the Solicitation,
4. The acceptance, secure opening, and review of the responses to the Solicitation,
and
5. The organization of the Qualifications Review, bid evaluation, recommendation
to the Participating Municipalities of their selection of a Supplier(s), all in a
manner that is consistent with this MOU and transparent to the Participating
Municipality and firms seeking to be the Supplier(s);
D. As one of the ESA signatories, the CCA Administrator shall sign the ESA for the
Product(s) and Suppliers selected by the Participating Municipality in a timely fashion
subject to the conditions that:
1. The Supplier is deemed qualified for the duration of the ESA by the
Qualifications Review, and
2. Such Supplier’s response to the RFP is deemed by the CCA Administrator to be a
Compliant Bid as defined in Section I above;
E. The CCA Administrator shall fulfill any other responsibilities as may reasonably adhere
to facilitating the implementation of the CCA Program, subject to the CCA
MOU TOI and Local Power 2025 Pg. 7
Administrator’s inherent and original role to oversee an organization driven by the
deliberated priorities of its Participating Municipalities;
F. The CCA Administrator shall fulfill any other responsibilities as may reasonably adhere
to facilitating the implementation of the Program.
V. TERM AND TERMINATION
A. This MOU shall commence upon full execution by the parties and unless earlier
terminated shall expire five (5) years after commencement, or upon the expiration or
termination of all ESAs, whichever is later.
B. The Participating Municipality and CCA Administrator may each terminate this MOU
upon any breach of this MOU by the other party if the other party remains in breach for
ten (10) days after written notice to cure has been provided by the non-breaching party.
C. If the Participating Municipality chooses to terminate its participation in the CCA
Program, the Participating Municipality may terminate this MOU without cause and for
convenience upon thirty (30) days written notice to the CCA Administrator.
[Signatures on next page]
MOU TOI and Local Power 2025 Pg. 8
TOWN OF ITHACA
By:__________________________________ Date: _______________
Rod Howe
Supervisor
LOCAL POWER LLC
By:__________________________________ Date: _______________
[list name]
President
Item 08
MEETING OF THE ITHACA TOWN BOARD
September 29, 2025
TB Resolution 2025 - : Approval of 2026 Proposed Elected Officials Salaries
Be it Resolved; the governing Town Board of the Town of Ithaca does hereby approve the below
proposed salaries for the elected officials for the year 2026:
TOWN SUPERVISOR $ 88,784.28 (Paid Biweekly)
(includes Town Supervisor pay and 80% percentage of Supervisor’s Administrative
Function pay)
DEPUTY TOWN SUPERVISOR $ 30,568.28 (Paid Biweekly)
(includes Board Member pay and 20% percentage of Supervisor’s Administrative
Function Pay)
TOWN BOARD MEMBER (5) $ 18,461.33 Each (Paid Biweekly)
TOWN JUSTICE (2) $ 30,654.92 Each (Paid Biweekly)
Resolved further, the Town Clerk is hereby authorized and directed to publish the said proposed
salaries as required by Section 108 of the Town Law.
Moved: Seconded:
Vote: Ayes:
Babcock Ridge Trail at Culver Road Preserve
9/11/2025
Trail and Site Enhancements, Grant
5/15/2024
$70,425.00 Total:$281,700.00 Design:$66,675.00
Contract:$66,675.00 Resolution:2024-46
Change Order:0 End Date:7/31/2025
Total:$66,675.00
Contract:Resolution:
Change Order:End Date:
Total:
Contract:Resolution:
Change Order:End Date:
Total:
Summary:
S.Harris 9/11/2025
Project Progress Summary
217 Montgomery Street, Suite 1100, Syracuse, New York 13202
Environmental Design & Research, D.P.C. (EDR)
2022-118, 2023-052, 2024-46, 2025-050
Project:
Contractor/Design
Professional:
Account Number(s):
Resolutions:
Bid Date:
Type:
CIP Budget:
Date:
Received seven bids on 9/10/2025.
In the process of reviewing bids to award the project.
Amendment Value:
Amendment Value:
Contract
Authorized Value:
Completed to Date: $63,341.25
Completed to Date:
Completed to Date:
East Shore Drive Bicycle and Pedestrian Safety Corridor Design
9/11/2025
Pedestrian and Bike Improvements/TAP Grant
5/19/2025
$286,600.00 Total:$1,146,400.00 Design:$165,000.00
Contract:$165,000.00 Resolution:2025-021
Change Order:0 End Date:12/31/2026
Total:$165,000.00
Contract:Resolution:
Change Order:End Date:
Total:
Contract:Resolution:
Change Order:End Date:
Total:
Summary:
S.Harris 9/11/2025
Project Progress Summary
Project:
Date:
Type:
Bid Date:
17,669.74$
Contractor/Design
Professional:
Barton & Loguidice, DPC
443 Electronic Parkway, Syracuse NY 13088
Account Number(s):
CIP Budget:
Resolutions:2023-106, 2024-007, 2024-120, 2025-021
Contract
Authorized Value:
Completed to Date:
Preliminary Design, revised PSP sent to DOT, in the process of reviewing the DAD.
We briefly met with ICSD Deputy Superintendent to discuss the detectable warning strips that will need to be
installed as part of the project. They were open to the idea, but wanted to discuss internally.
Amendment Value:
Completed to Date:
Amendment Value:
Completed to Date:
2024 Inlet Valley Sewer Improvement Project
9/9/2025
Pump station and conveyance route imrpovements
10/25/2024
Total:1,278,685$ Design: $45,496.00
Contract:$42,096.00 Resolution:2024-118
Change Order:0 End Date:1/1/2026
Total:$42,096.00
Contract:$0.00 Resolution:
Change Order:0 End Date:
Total:$0.00
Contract:Resolution:
Change Order:End Date:
Total:
Summary:
E.Rodgers 9/9/2025
Type:
CIP Budget:
Date:
Subdivision shall go to planning board for approval on 9/16/2025. Permits from USACE and DEC have been
received. Once property acquisition is complete final highway work permits will be submitted to DOT. The materials
bid package is complete and will go out to bid on 9/12/2025. B&L is coordinating with NYSEG for approval of site
chnages.
Amendment Value:
Amendment Value:
Contract
Authorized Value:
Part A
Completed to Date: $31,892.45
Completed to Date: $0.00
Completed to Date:
Project Progress Summary
TB 2024-095;TB 2024-100; TB 2024-101; TB 2024-118
Project:
Contractor/Design
Professional:
Account Number(s):
Resolutions:
RFP Bid Date:
Barton and Loguidice
King Road West Box Culvert Replacement
9/10/2025
Stormwater Structure Rehabilitation
N/A
DB5112.501
Total:$350,000.00 Design:$41,600.00
Contract:$14,600.00 Part A Resolution:2024-034
Change Order:$2,900.00 Available End Date:9/27/2024
Total:$17,500.00
Contract:$41,600.00 Part B Resolution:2024-097
Change Order:$4,500.00 Available End Date:7/1/2025
Total:$46,100.00
Contract:$17,500.00 Part C Resolution:2025-093
Change Order:$0.00 End Date:
Total:$17,500.00
Contract:$509,000.00 Construction Contract Resolution:2025-100
Change Order:$50,000.00 End Date:
Total:$559,000.00
Summary:
J McNeal 8/22/2025
Project Progress Summary
Project:
Date:
Type:
Bid Date:
$14,600.00
Contractor/Design
Professional:
Barton & Loguidice, DPC
443 Electronic Parkway, Syracuse NY 13088
Account Number(s):
CIP Budget:
Resolutions:2024-034, 2024-097, 2025-093, 2025-100
Contract
Authorized Value:
Completed to Date:
Bids were opened on 8/29, the low bid came in at $509k from R. DeVincentis. The resolution to award went before
the board on 9/8/2025 and was approved via TB Reso 2025-100.
The board also approved contracting with B&L for part C of the Design Contract for C&A as part of TB Reso 2025-
093. We are currently working on the contract ammendment.
Amendment Value:
Completed to Date:
Amendment Value:
Completed to Date: $37,550.00
Amendment Value:
Completed to Date:
MEP and Structural Improvements Porject PWF
9/9/2025
Total:$1,141,894.93 Design:$178,022.08
Contract:$116,170.33 Resolution:Multiple
Change Order:$61,851.75 End Date:10/31/2025
Total:$178,022.08
Contract:$947,533.00 Resolution:2024-113
Change Order:$94,753.30 Approved Amount End Date:9/15/2025
Total:$1,042,286.30
Contract:Resolution:
Change Order:End Date:
Total:$0.00
Summary:
E.Rodgers 9/9/2025
Waiting on Mechanical and Electrical Contract to complete controls and fire alarm work. Substanial completion
has been issued to the General Contractor. Once Fire alarm is switched over to new control panel C&S will be on
site to conduct a final walk through.
Amendment Value:
Authorized Value:
Contracts
Authorized Value:
C&S
Completed to Date: 158,483.33$
Completed to Date: 575,581.10$
Completed to Date:
Multiple Prime
Project Progress Summary
499 Col. Eileen Collins Blvd. Syracuse NY 13212
C&S Engineering
2024-015, 2024-034, 2024-117, 2024-133
Project:
Design Professional:
Account Number(s):
Resolutions:
Bid Date:
Type:
CIP Budget:
Date:
Townline Rd Bridge Replacement Design
9/11/2025
Bridge Replacement/BridgeNY for County
1/1/2024
Total:$2,342,000.00 Design:$323,000.00
Contract:$323,000.00 Resolution:2023-173
Change Order:0 End Date:12/1/2025
Total:$323,000.00 $92,891.82
Contract:Resolution:
Change Order:End Date:
Total:
Contract:Resolution:
Change Order:End Date:
Total:
Summary:
S.Harris 9/11/2025
Date:
Completed to Date:
Draft Design Approval Document (DDAD) has been submitted to NYSDOT for comment and approval.
Project Progress Summary
443 Electronic Parkway, Syracuse NY 13088
Barton & Loguidice, DPC
2023-173
Project:
Contractor/Design
Professional:
Account Number(s):
Amendment Value:
Resolutions:
Amendment Value:
Contract
Authorized Value:
Completed to Date:
Completed to Date:
Type:
CIP Budget:
Bid Date:
Item 10
MEETING OF THE ITHACA TOWN BOARD
September 29, 2025
TB Resolution 2025 - : Consent Agenda
Resolved that the Town Board adopts the following Consent Agenda items:
a. Approval of Town Board Minutes
b. Approval of Town of Ithaca Abstract
c. Approval of contract – Outside Engineering Services
d. Approval of revised Town of Ithaca Fee Schedule
e. Approval of increased cost – Remediation Plan, Calkins Rd
f. Approval of appointment of Town of Ithaca Representative to the JYC – Kayln Deans
g. Approval of temporary appointment – Town Engineer - Justin McNeal
h. Approval of permanent appointment – GIS Analyst - Villanueva
Moved: Seconded:
Vote: ayes –
TB Resolution 2025 - a: Approval of Town Board Minutes
Resolved that the Town Board approves the draft minutes of September 8, 2025, as final with
any non-substantive changes made.
TB Resolution 2025 – b: Approval of Town of Ithaca Abstract 17 for FY 2025
Resolved that the Town Board approves payment of the following audited vouchers for the
amounts listed:
VOUCHER NOS. 2025 838 - 916
General Fund Town Wide 31,365.71
General Fund Part-Town 6,651.90
Highway Fund Town Wide DA 17,774.46
Highway Fund Part Town DB 21,227.70
Water Fund 721,353.02
Sewer Fund 208,456.92
Capital Projects 36,734.86
Risk Retention Fund 3,503.30
Debt Service 344.08
TOTAL 1,047,411.95
TB Resolution 2025 - c: Authorization to Award Engineering Consultant Agreement to
Barton & Loguidice
Item 10
Whereas, there will be a vacancy in the Director of Engineering position and there are no other
staff that possess a Professional Engineer license as required for certain duties; and
Whereas, the Town issued a Request for Qualifications for services of a Professional Engineer to
work with the Town’s staff to: review for approval contract documents and drawings, meet with
and provide guidance to engineering staff regarding engineering related projects; perform
Stormwater review as required by NYS DEC; review plans associated with capital projects and
other engineering related work as requested by the Town; and
Whereas, all firms that submitted a response to the RFQ were evaluated using the standard
matrix; and
Whereas, Barton & Loguidice, D.P.C, (B&L), 443 Electronics Parkway, Liverpool, NY 13088
has provided an Engineering Consultant Agreement and Fee for the services; and
Whereas, B&L has adequately outlined the objectives, timelines, and knowledge of required
design elements that meet and/or exceed the Town’s expectations; therefore, be it
Resolved, that based on the scoring procedure and evaluation process, the Town Board authorizes
the award and execution by the Supervisor of a contract for Engineering Services to Barton and
Loguidice, D.P.C, 443 Electronics Parkway, Liverpool, NY 13088, subject to review of the
contract documents by the Attorney for the Town.
TB Resolution 2025 - d: Approval of revised Town of Ithaca Fee Schedule
Whereas a discrepancy was discovered on the Fee Schedule and the recommended corrections is
to correct and make clear the fee associated with inspections/services by any Town Staff done
before or after normal work hours and/or holidays to be:
Before/After Hours - $150
Holiday $200- Hour
Both are a minimum of 2 hours and include a standard 1-hour travel time with subsequent
time billed in half-hour increments,
Now, therefore be it
Resolved that the Town Board approves and adopts the revised Town of Ithaca Fee Schedule as
indicated.
TB Resolution 2025 - 087: Approval and authorization for the Director of Code Enforcement to
execute a Compliance and Remediation Plan for 172 Calkins Rd., Ithaca New York
TB Resolution 2025 - e: Approval of increased cost – Remediation Plan, Calkins Rd
Whereas TB Resolution 2025-087 authorizing a Remediation Plan for 172 Calkins Rd was based
upon an estimate of $3,000 and
Item 10
Whereas as the remediation began, the scope of the material to be removed was significantly
more than could be seen during the inspection process, resulting in a final cost of just under
$6,000 for removal of all materials, now therefore be it
Resolved that the Town Board approves the increase in the cost for the Compliance and
Remediation Plan approved under TB 2025-087.
TB Resolution 2025 – f: Approval of appointment of Town of Ithaca Representative - Joint
Youth Commission (JYC)
Resolved that the Town Board approves the appointment of Kayln Deans as the Town of Ithaca’s
representative on the Joint Youth Commission, filling the vacant position through December 31,
2025.
TB Resolution 2025 - g: Approval of Temporary Appointment of Town Engineer and
Temporary Stipend to Senior Civil Engineer
Whereas there will be a vacancy in the Director of Engineering position effective October 4,
2025; and
Whereas Justin McNeal, Senior Civil Engineer, has agreed to take on further responsibilities
during this absence, including serving as “Town Engineer” as specified in Town Laws, when
appropriate; and
Whereas the Human Resources Manager recommends providing a $100 per week stipend
temporarily effective October 5, 2025; and
Whereas the Personnel and Organization Committee has reviewed the request and recommends
the approval of the temporary stipend for Justin McNeal; now, therefore be it
Resolved the Town Board of the Town of Ithaca does hereby temporarily appoint Justin McNeal,
Senior Civil Engineer, to serve the role as “Town Engineer” for Town Law purposes and direct
the day-to-day functions of the Engineering Office during the absence of a Director of
Engineering; and be it further
Resolved, the Town Board approves providing Justin McNeal with a temporary stipend of $100
per week during the absence of a Director of Engineering, effective October 5, 2025 through a
specific date to be determined by the Human Resources Manager and Town Supervisor.
TB Resolution 2025 – h: Approve Permanent Appointment of GIS Analyst
Whereas, the Town Board approved the provisional appointment of Max Villanueva as a
Geographic Information Systems (GIS) Analyst, effective February 10, 2025; and
Item 10
Whereas, the Tompkins County Civil Service office has provided the certificate of eligible listing
for the said title and Max Villanueva is a reachable candidate; now, therefore be it
Resolved, the Town Board approves the permanent appointments of Max Villanueva to the
position of Geographic Information Systems (GIS) Analyst, with no change in current
compensation or benefits, retro-active to September 24, 2025.